I am in need of some leasehold conveyancing in Drybrook. Before I get started I want to be sure as to the unexpired term of the lease.

If the lease is registered - and almost all are in Drybrook - then the leasehold title will always include the short particulars of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title.For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.

Helen (my wife) and I may need to let out our Drybrook ground floor flat temporarily due to taking a sabbatical. We used a Drybrook conveyancing firm in 2002 but they have closed and we did not think at the time get any advice as to whether the lease prohibits the subletting of the flat. How do we find out?

Your lease dictates the relationship between the landlord and you the leaseholder; specifically, it will set out if subletting is not allowed, or permitted but only subject to certain caveats. The rule is that if the lease contains no expres ban or restriction, subletting is allowed. The majority of leases in Drybrook do not contain subletting altogether – such a provision would adversely affect the market value the property. In most cases there is a basic requirement that the owner notifies the freeholder, possibly sending a copy of the tenancy agreement.

Planning to exchange soon on a ground floor flat in Drybrook. Conveyancing solicitors assured me that they will have a report out to me within the next couple of days. What should I be looking out for?

Your report on title for your leasehold conveyancing in Drybrook should include some of the following:

• You should receive a copy of the lease

The physical extent of the property. This will be the flat itself but may incorporate a loft or cellar if appropriate.

Setting out your legal entitlements in relation to common areas in the building.E.G., does the lease permit a right of way over an accessway or staircase?

Does the lease prohibit wood flooring?

Whether the lease restricts you from renting out the property, or working from home

You should be told what constitutes a Nuisance in the lease

Ground rent - how much and when you need to pay, and also know whether this is subject to change For a comprehensive list of information to be contained in your report on your leasehold property in Drybrook please ask your lawyer in advance of your conveyancing in Drybrook

What are your top tips when it comes to choosing a Drybrook conveyancing firm to deal with our lease extension?

If you are instructing a conveyancer for your lease extension (regardless if they are a Drybrook conveyancing firm) it is most important that they be familiar with the legislation and specialises in this area of work. We advise that you make enquires with several firms including non Drybrook conveyancing practices prior to instructing a firm. Where the conveyancing practice is ALEP accredited then that’s a bonus. Some following of questions might be helpful:

• What volume of lease extensions has the firm conducted in Drybrook in the last year?

What are the legal fees for lease extension work?

Our conveyancer has advised that he intends to complete and exchange simultaneously on the disposal of our £175000 flat in Drybrook next week. The managing agents has quoted £348 for Landlord’s certificate, insurance certificate and 3 years statements of service charge. Is the landlord entitled to charge such fees for a flat conveyance in Drybrook?

For the majority of leasehold sales in Drybrook conveyancing will involve, queries regarding the management of a building inevitably needing to be answered directly by the freeholder or its agent, this includes :

• Answering conveyancing due diligence enquiries
• Where consent is required before sale in Drybrook
• Supplying insurance information
• Deeds of covenant upon sale
• Registering of the assignment of the change of lessee after a sale

Your solicitor will have no control over the level of the charges for this information but the average costs for the information for Drybrook leasehold premises is £350. For Drybrook conveyancing transactions it is customary for the seller to pay for these costs. The landlord or their agents are under no legal obligation to answer such questions most will be willing to do so - albeit often at exorbitant prices where the fees bear little relation to the work involved. Unfortunately there is no law that requires fixed charges for administrative tasks. Neither is there any legal time frame by which they are required to supply answers.

Leasehold Conveyancing in Drybrook - Sample of Queries before buying

Who takes charge for maintaining and repairing the block? What is the maintenance charge and ground rent on the apartment? Generally speaking the cost for major works are not included within service charges, although some managing agents in Drybrook obliged tenants to contribute towards a sinking fund and this is used to offset against larger works.

Other Topics

Lease Extensions in Drybrook